Stamp duty on £850,000
On a £850,000 home in England or Northern Ireland, stamp duty is £32,500 if you are moving home, and £32,500 if you are a first-time buyer.
Rates from GOV.UK, Revenue Scotland and the Welsh Revenue Authority, checked 13 November 2026.
Result
On a £850,000 home in England or Northern Ireland, as a home mover, the stamp duty is £32,500.
stamp duty to pay
| Up to £125,000 at 0% | £0.00 |
|---|---|
| £125,001 to £250,000 at 2% | £2,500.00 |
| £250,001 to £925,000 at 5% | £30,000.00 |
| Effective rate | 3.82% |
The same price in Scotland: £60,350 and Wales: £46,750.
Show the workings
| Step | Sum | Answer |
|---|---|---|
| Up to £125,000 | £125,000 × 0% | £0.00 |
| £125,001 to £250,000 | £125,000 × 2% | £2,500.00 |
| £250,001 to £925,000 | £600,000 × 5% | £30,000.00 |
| Total | the parts added up, rounded down to the pound | £32,500.00 |
What this leaves out or assumes
- For a residential property in England or Northern Ireland, bought outright by an individual. Shared ownership, companies, leases and linked purchases have their own rules.
- You pay it within 14 days of completion. A solicitor or conveyancer usually pays it for you.
Where the figures come from
- Stamp Duty Land Tax: rate in band 1: 0%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 1: £125,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 2: 2%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 2: £250,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 3: 5%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 3: £925,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 4: 10%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 4: £1,500,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 5: 12%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
Stamp duty on £850,000 for every buyer
| Buyer | England and NI | Scotland | Wales |
|---|---|---|---|
| Moving home | £32,500 | £60,350 | £46,750 |
| First-time buyer | £32,500 | £59,750 | £46,750 |
| Second home or buy-to-let | £75,000 | £128,350 | £88,700 |
| Not a UK resident | £49,500 | n/a | n/a |
How it is worked out
For a home mover in England or Northern Ireland, £850,000 is taxed in parts:
- the first £125,000: £125,000 at 0% = £0
- £125,001 to £250,000: £125,000 at 2% = £2,500
- £250,001 to £925,000: £600,000 at 5% = £30,000
That is 3.82% of the price in total. First-time buyers' relief does not apply above £500,000.
Other costs at £850,000
HM Land Registry's fee to register the purchase is £295 when your conveyancer applies online. Land Registry fees.